Dubai Hills Estate
Greencrest
One to three bedroom apartments of 834 to 1,878 square feet, with park and golf views.
£323,000Prices from
Jun 2029Completion
Area guide
Dubai Hills Estate: the one that is actually finished
Nick HylandUpdated 22 October 2026
The short answer
Dubai Hills Estate is the most genuinely complete community of the areas I track: the golf course, the mall, the hospital, the parks and three schools are all built and open. That is rare and it is worth paying for. What you are not getting is income. Villa yields run about 4.4 per cent gross, the weakest here, and transactions fell 45.9 per cent year on year. This is an end user and capital growth community, not a yield play.
On this page
What Dubai Hills Estate is
Dubai Hills Estate is a joint venture between Emaar and Meraas, running to more than 11 million square metres between Al Khail Road and Umm Suqeim Road. At completion it is planned to hold about 4,600 villas and 22,000 apartments across 28 sub communities.
Nineteen of those 28 are already complete. That is the number that distinguishes this community from everything else an investor gets shown in Dubai, and it is why I treat it differently from the newer masterplans.
Prices
Villas ran at AED 2,731 per square foot in Bayut’s 2025 annual report, up 12.7 per cent on 2024, and Bayut’s October 2026 figure is AED 2,953. For the first half of 2026 dubizzle gave apartments at AED 2,469 and villas at AED 2,825 per square foot, ranking the community third for luxury apartment searches and first for luxury villa searches.
| Measure | Figure |
|---|---|
| Median asking price | AED 2.78 million |
| Asking range | AED 930,000 to 277 million |
| Median apartment | About AED 2.65 million |
| Maple townhouses | About AED 4.5 to 9.2 million |
| Sidra villas | AED 7.4 to 18.2 million |
| Golf Place villas | AED 18.7 to 49 million |
Property Finder asking prices, October 2026.
The number that is in nobody’s marketing: Property Finder recorded 2,579 sales in the twelve months to October 2026, down 45.9 per cent year on year. Of 3,366 live listings, 1,991 had been added in the preceding thirty days. Both point the same way, which is a market cooling at this price point with a lot of owners trying to exit at once.
I would not read that as a reason to avoid the community. I would read it as a reason to negotiate, and as a warning against buying here on the assumption that 2024 and 2025 growth rates continue.
A note on these price figures
The per square foot figures published by the property portals are asking prices on their own listings, not what homes actually sell for. Across Dubai in 2026 the gap has been wide: recorded Land Department resale medians run roughly 15 to 35 per cent below the portal asking figures depending on the area.
The two kinds of index can also point in opposite directions. Through 2026 the portal asking series showed most central areas flat to slightly up, while ValuStrat’s valuation index and the consultancies showed several of the same communities down by high single or double digits. I quote the portal figures because they are the consistent published series, and I label them as asking prices. Do not underwrite a purchase on them. Ask me for the recorded transactions in the specific building before you offer.
Rents and gross yields
Villas yielded 4.43 per cent gross in 2025 and 4.39 per cent in the first half of that year, which are among the lowest figures in Bayut’s entire luxury villa table. No reliable apartment yield is published for this community specifically.
| Unit | Typical annual rent |
|---|---|
| 1 bedroom apartment | AED 107,000 |
| 2 bedroom apartment | AED 164,000 |
| 3 bedroom apartment | AED 260,000 |
| Apartment average | AED 147,000 |
| 4 bedroom villa | AED 355,000 |
| 5 bedroom villa | AED 1,018,000 |
| Villa average | AED 634,000 |
Asking rents, dubizzle market report, first half of 2026.
Yields on this page are gross: annual rent over purchase price, before service charges, agency and management fees, and void periods. Your net return will be lower. I will model the net figure on any specific unit before you commit.
A warning about one figure you will see. Property Finder’s area page for Dubai Hills Estate states an average gross rental yield of about 8.1 per cent, attributed only to unnamed recent market reports. Bayut’s published series puts villas at 4.43 per cent. That is a gap of nearly four percentage points and it would transform the investment case if it were true. I do not believe it is, and I would not buy anything on the strength of it.
Service charges
The Mollak community median for 2026 is AED 18.59 per square foot per year across 25 buildings, with a range of AED 3 to 30.
The spread is explained by product type rather than by building quality. Apartment towers here sit near the top of that range, while villa service charges are a fraction of it, with one published villa figure as low as AED 3.50. If you are comparing a villa and an apartment in this community, the running cost difference is far larger than the headline suggests, and it partly offsets the villa’s weaker gross yield.
Service charges are approved per building by RERA and published on the Dubai Land Department service charge index, which you can look up in the Dubai REST app. The community median below is useful for orientation, but the range is what matters: two towers on the same street can differ by a factor of three. I pull the approved figure for any building you are serious about.
What is actually there
This is the section where Dubai Hills Estate separates itself from every other area I track. Open and operating: an 18 hole par 72 championship golf course managed by Troon, Dubai Hills Mall, Dubai Hills Park across more than 1.4 million square metres of open space, Dubai Hills Business Park, the golf clubhouse, King’s College Hospital, three schools with a fourth planned, and 45 kilometres of cycling and jogging tracks.
Still to come: two hotels, fourteen tennis courts and Eden House Dubai Hills. Seven sub communities are still under development, including Emerald Hills, Golf Place Terraces, Palm Hills and the Park Gate phases.
For an overseas investor who cannot easily visit, that matters more than it sounds. When you buy at Dubai Hills you are buying something you could walk round today. When you buy at most of the newer masterplans you are buying a rendering and a promise.
Getting around
| Metro | No station inside the community and none confirmed. Nearest are Equiti or Mall of the Emirates on the Red Line, 10 to 15 minutes by car |
|---|---|
| Bus | Route F36 |
| Downtown | About 15 minutes |
| Dubai Mall | About 13 minutes |
| Mall of the Emirates | Under 10 minutes |
| DXB airport | About 18 minutes |
| Al Maktoum, DWC | About 34 minutes |
| Roads | Al Khail Road E44, Hessa Street, Umm Suqeim Road |
You will see resident comments referring to a Gold Line station here by 2029. The Gold Line is not a committed RTA project and I would not price it into anything.
Who Dubai Hills suits
What I like
- The most complete community I track. Golf course, mall, hospital, park and three schools all open
- Nineteen of 28 sub communities already finished
- First for luxury villa searches and third for luxury apartment searches
- Excellent road position, 13 minutes to Dubai Mall and 18 to the airport
- Freehold throughout, 100 per cent of the area in DLD records
- Villa service charges are a fraction of apartment towers
What to weigh up
- Villa gross yields of about 4.4 per cent, the weakest of the areas I track
- Transactions down 45.9 per cent year on year
- Median asking price of AED 2.78 million, so a high entry point
- No metro and none confirmed
- Apartment service charges around AED 18.59 per square foot against an already thin yield
Buy here if you may use the home yourself, if you want family tenants on long tenancies, or if you want a Dubai asset that is finished rather than promised. It is the community I would pick for someone buying their first Dubai property who cannot visit before exchange.
Look elsewhere if income is the point. At 4.4 per cent gross you are paying for completeness and an address. JVC pays three points more and Business Bay two.
Developers building here
Emaar and Meraas are the joint master developers. Ellington has Ellington House I to IV here, two of which began handover in May 2026, and IMAN has The Grove.
Dubai Hills Estate: common questions
Who developed Dubai Hills Estate?
It is a joint venture between Emaar Properties and Meraas, master planned by CallisonRTKL, with the first milestones in 2014.
What rental yield does Dubai Hills Estate achieve?
Bayut put villas at 4.43 per cent gross for 2025 and 4.39 per cent for the first half of 2025, among the lowest in its luxury villa table. No reliable apartment yield is published for the community. Be cautious of the 8.1 per cent figure on Property Finder's area page: it is unsourced and is contradicted by Bayut by nearly four percentage points.
Is Dubai Hills Estate finished?
Largely. Nineteen of its 28 sub communities are complete, and the golf course, Dubai Hills Mall, Dubai Hills Park, the business park, King's College Hospital and three schools are all open. Seven sub communities are still under development.
What are service charges in Dubai Hills Estate?
The Mollak community median for 2026 is AED 18.59 per square foot per year across 25 buildings, range AED 3 to 30. Apartment towers sit near the top of that range and villas near the bottom, with one published villa figure as low as AED 3.50.
Does Dubai Hills Estate have a metro station?
No, and none is confirmed. The nearest Red Line stations, Equiti and Mall of the Emirates, are 10 to 15 minutes by car. References to a Gold Line station by 2029 are not based on a committed project.
Is Dubai Hills Estate freehold?
Yes. The area is recorded as freehold throughout in Dubai Land Department records, so a foreign national can own in their own name with no residency and no local partner, and the purchase can be completed from abroad.
Figures checked in October 2026 and dated where they are quoted. Prices and rents move; ask me for the current position before you act on any of them.
Featured projects
Projects I am tracking in Dubai Hills Estate
Featured projects. Prices shown are launch prices. Dubai inventory sells quickly and all homes are subject to availability.
Talk to me directly
Not sure this is the right area for you? Ask me.
Tell me your budget and what you want the money to do. I will tell you which areas fit and which do not, and I will say so if the answer is none of them.